Mortgage lender in North Jersey?

[Michael Chang]

Hi all,

Can anybody recommend a mortgage lender in North Jersey? I have a unique situation and I was hoping somebody could shed some light on how to deal with it. 

I found a condo/apartment that I wanted to purchase as a rental property, but it was under short sale so I figured making the offer in cash would be more appealing to the bank and seller. 

Since I did not have the cash on hand, my parents agreed to help by borrowing from their stock portfolio. At the moment, we have decided that they will purchase the property in cash and then sign the property over to me after closing (either as a gift or by me taking out a personal loan from them, secured by the property). My plan was to refinance with a conventional loan immediately after and give them the cash so that they could repay their broker. 

I've spoken to two mortgage lenders and posted on BP, and it seems most lenders require a 6 month waiting period after closing. Is this a hard rule or just bank preference? Are there lenders that are willing to refinance immediately? I would like to avoid waiting 6 months, since if we proceed as planned, we will lose out on the tax benefits of those 6 months of interest (my parents will be incurring the interest, which I assume will be nondeductible as business expenses if they transfer the property to my name)

Thank you all in advance for your help!